20431 Teaka Ln · Fountain, FL 32438

$179,900

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 186 Days on market

Built 1993 6.75 ac lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +8.7/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

BEAUTIFUL 3 BEDROOM, 2 BATH, CAVALIER 1993, MANUFACTURED HOME ON 6.43 ACRES. CHAIN FENCE AROUND PROPERTY. EXCEPTIONALLY NICE. ALSO HAS A DETACHED CARPORT AND AN ABOVE GROUND POOL 15X30 WITH LARGE DECK 10X20. HAS EXTRA R

Key facts

• Master suite
• 6 acres
• Two living areas

Tags

• 6 ACRES
• TWO LIVING AREAS
• SEMI-OPEN SPLIT FLOOR PLAN
• FORMAL DINING AREA
• EAT-IN KITCHEN
• MASTER SUITE

Property features AI

Finance

• Other: Partially furnished units (multi-unit information)
• HOA & community: Short-term rentals allowed

Exterior

• Home design: Double wide mobile home; Single-story (first-floor living)
• Construction: Vinyl siding; Composition / shingle roof
• Exterior features: Covered porch; Shed(s); Chain link fencing; Dirt road access

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Two bedrooms on the first floor
• Bathrooms: 2 full bathrooms
• Interior features: Covered porch
• Laundry & utility: First-floor laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (23.1% below list).
• Recommended offer: $138k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Bay (suburban): math 51% / reading 51% proficiency, ranked #29 of 73 in FL (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 146 active listings in the ZIP; 2,473 units permitted in Bay County in 2024 (559 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (5.5% local appreciation)).
• Bay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 29y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $180k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,271 (23.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.74×
• Total profit: $37,036
• Equity at exit: $107,438

10-year hold

• IRR: 12.3%
• Equity multiple: 3.34×
• Total profit: $118,075
• Equity at exit: $190,132

Cash invested: $50,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32438

• Home prices YoY: 2.7%
• Active inventory: 146
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-151

Break-even live

Break-even rent $1,574

Max offer price $158,063

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-04
   status Pending
2. 2026-03-02
   price $179,900
3. 2025-12-02
   price $189,900
4. 2025-10-30
   listed $199,900 Active
5. 1997-07-24
   soldstatus $64,000 219-char remark

   Show marketing remark (219 chars)

   BEAUTIFUL 3 BEDROOM, 2 BATH, CAVALIER 1993, MANUFACTURED HOME ON 6.43 ACRES. CHAIN FENCE AROUND PROPERTY. EXCEPTIONALLY NICE. ALSO HAS A DETACHED CARPORT AND AN ABOVE GROUND POOL 15X30 WITH LARGE DECK 10X20. HAS EXTRA R

6. 1997-07-01
   soldstatus $64,000
7. 1997-04-03
   listed $68,000 219-char remark

   Show marketing remark (219 chars)

   BEAUTIFUL 3 BEDROOM, 2 BATH, CAVALIER 1993, MANUFACTURED HOME ON 6.43 ACRES. CHAIN FENCE AROUND PROPERTY. EXCEPTIONALLY NICE. ALSO HAS A DETACHED CARPORT AND AN ABOVE GROUND POOL 15X30 WITH LARGE DECK 10X20. HAS EXTRA R

8. 1993-04-01
   soldstatus $14,200

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,593
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$5,233
• Taxable loss: −$4,971
• Est. tax savings @ 24.0%: +$1,193
• After-tax cash flow: $-618/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bay
• NCES district ID: 1200090
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $47,740
• Composite: 43.41/100
• National rank: #3014
• State rank: #29 of 73 in FL

Livability — Fountain

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,839

Population outlook (Bay County) Hauer SSP2

• Today (2025): 206,264 people
• By 2030: 217,740 · +5.6%
• By 2040: 238,738 · +15.7%
• By 2050: 255,545 · +23.9%
• By 2075: 288,295 · +39.8%
• By 2100: 288,638 · +39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 14% Hispanic / Latino 10% Native American 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Portuguese 1%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 90% English-only · Spanish 5% Arabic 3% Tagalog/Filipino 1%

Political lean MEDSL · Bay

• 2024 margin: Solid R (+47.4) · D 25.8% · R 73.1% · Other 1.1%
• 2008→2024 swing: -6.6pp toward R · 2008: -40.7pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.5 2016: R+46.3 2012: R+43.6 2008: R+40.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.50%
• Current HPI: 209.7768
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+1166.9% since first listed

8 events — show timeline

• 2026-05-04 Pending — CPARMLS
• 2026-03-02 Price Changed $179,900 CPARMLS
• 2025-12-02 Price Changed $189,900 CPARMLS
• 2025-10-30 Listed $199,900 CPARMLS
• 1997-07-24 Sold (MLS) $64,000 CPARMLS
• 1997-07-01 Sold (Public Records) $64,000 Public Records
• 1997-04-03 Listed $68,000 CPARMLS
• 1993-04-01 Sold (Public Records) $14,200 Public Records

Property tax history

+0.0%/yr

Latest (2025): $220 · +6.8% YoY. Source: county tax records.